What is causing cracking in plaster work around doorways and stairs, windows and ceiling
I have a new 3 bed home (build 2004). Builders initially said some cracking would occur as the property settles. I have over the years noticed cracks occuring on the plaster work just above the skirting on the stairs and around doorways and around windows and some ceilings. I have filled the cracks but noticed them reappearing. The house is on a incline. I have noticed a small hole under the foundatons of the property. Could it be subsidence. Which is the right propfessional to adequately assess the property?
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Answer
There are a few potential causes for the cracking you’re seeing in the plaster around doors, windows, stairs, and ceilings:
- Settlement – It’s normal for a new house to experience some settlement and cracking as it settles onto its foundation in the first few years. However, continued recurring cracking over many years could indicate an ongoing settlement issue.
- Subsidence – The small hole you’ve noticed under the foundation is concerning. Subsidence refers to the gradual caving in or sinking of the ground that the house’s foundation rests on. This can be caused by soil shrinkage, washout of soil, mining activities nearby, etc. The fact that your house is on an incline makes subsidence more likely.
- Structural movement – Shifting or movement in the home’s structural members like beams, floor joists, etc. can transfer stresses to the plaster and drywall causing cracking.
To properly diagnose the root cause, you’ll want to engage the services of a qualified structural engineer. They can thoroughly inspect the home, foundations, soil conditions, etc. and use technical investigative methods to determine if settlement, subsidence, structural defects or something else is leading to the cracking issues.
A general contractor or home inspector likely won’t have the specialized expertise to fully evaluate a potential subsidence or structural issue. A structural engineer is really the right professional to bring in. They can recommend solutions if problems are uncovered, whether that’s foundation underpinning, structural reinforcement, etc.
Acting promptly is important if subsidence is suspected, as it can be a progressive condition that worsens over time if not addressed. Don’t hesitate to get an expert assessment from a structural engineer.
